Legislative Update

This is your resource for up-to-date information on what’s happening in the Florida Legislature as well as local municipalities relating to ad valorem taxation and exemptions and how it may impact property owners in Pinellas County. 

Proposed 2026 Florida Property Tax Amendment (CS/HJR 1F)

General Information

What is the proposed constitutional amendment?

The Florida Legislature has proposed a constitutional amendment that would make several changes to Florida’s property tax system, including:

• Increasing the homestead exemption for qualifying properties.
• Reducing the assessment limitation for non-homestead properties.
• Establishing additional residency-related provisions for certain homestead benefits.

The amendment will appear on the November 3, 2026 General Election ballot.

When will voters decide on the amendment?

Florida voters will consider the amendment during the November 3, 2026 General Election.

What percentage of voters is required for approval?

Constitutional amendments in Florida require approval by at least 60% of voters.

When would the amendment take effect?

If approved by voters, the amendment would take effect January 1, 2027 and would first be reflected on the TRIM Notices and tax bills issued in November 2027.

How Could the Amendment Affect Different Property Owners?

Property Owner Type	Potential Effects
First-Time Recent Homesteaders	A larger homestead exemption may reduce future non-school property taxes. Because recent buyers often have taxable values closer to market value, they may be more likely to receive the full benefit of the proposed exemption. Lower property tax obligations may also affect housing affordability and purchasing power.
Existing Homestead Owners	A larger homestead exemption may reduce or, in some cases, eliminate non-school taxable value. Impact will vary depending on existing Save Our Homes benefits and other exemptions.
New Florida Residents (On or After January 1, 2027)	Would begin with the exemption amount established for new Florida residents ($50,000, adjusted annually by CPI beginning in 2028). The larger exemption would become available after maintaining a Florida homestead exemption for four years and would first apply beginning January 1 of the fifth year.
Fully Exempt Owners (100% Disabled Veterans, Religious, Charitable, and Certain Institutional Properties)	Not likely to experience a direct benefit because these owners already receive substantial or complete ad valorem tax exemptions.
Non-Homestead Residential Commercial Owners	May benefit from the reduction of the non-homestead assessment limitation from 10% to 5%, which may slow future assessed value growth. However, the reduction from 10% to 5% only caps assessed value, not taxes. School taxes would continue to be uncapped and based on Just/Market Value.

Important: The proposed homestead exemption and assessment limitation changes affect taxable value, not tax rates. Future property tax bills may also be affected by changes to millage rates, non-ad valorem assessments, and fees established by taxing authorities.

Homestead Exemption

What is the current homestead exemption?

Under current law, qualifying Florida homeowners may receive up to a $51,411 homestead exemption for the 2026 tax year. This is comprised of:

• A $25,000 exemption applied to all millages, including school taxes.
• An additional $26,411 exemption applied to non-school millages. This amount reflects CPI adjustments as certified by the Florida Department of Revenue.

What changes are proposed for homestead property?

The amendment proposes replacing the current homestead exemption structure for qualifying homestead property with:

• A $25,000 exemption applied to school millages.
• Up to $150,000 beginning January 1, 2027 to non-school millages.
• Up to $250,000 beginning January 1, 2028 to non-school millages.
• Annual CPI adjustments to the maximum exemption amount beginning January 1, 2029.

Property owners who are permanent Florida residents as of December 31, 2026, would be eligible for the larger exemption amounts beginning in 2027, subject to the requirements of the Florida Constitution.

What if I become a Florida resident on January 1, 2027 or later?

The amendment establishes a different exemption structure for individuals who become Florida residents on or after January 1, 2027.

Under the proposal, individuals who establish Florida residency on or after January 1, 2027, would begin with the exemption amount established for new Florida residents ($50,000, adjusted annually by CPI beginning in 2028).

After maintaining a Florida homestead exemption for four years, the property owner would become eligible for the larger homestead exemption beginning January 1 of the fifth year.

Additional administrative procedures may be established through implementing legislation.

What if I become a Florida resident on January 1, 2027 or later? Can I move to Florida in 2027 and immediately receive the $150,000 or $250,000 exemption?

No.

Under the proposed amendment, individuals who establish Florida residency on or after January 1, 2027, would begin with the exemption amount established for new Florida residents.

The larger exemption would become available after maintaining a Florida homestead exemption for four consecutive years and would first apply beginning January 1 of the fifth year.

Would the proposed exemption apply to school taxes?

Only the first $25,000 of assessed value of a homestead property would remain exempt from school taxes, consistent with current law.

Therefore, most property owners would continue to receive a tax bill that includes school taxes.

Would every homestead property receive the same tax savings?

No.

Potential tax savings would vary depending on:

• Assessed value
• Taxable value
• Existing exemptions
• Save Our Homes benefit
• Local millage rates

Can the Property Appraiser’s Office calculate my exact savings today?

No.

Actual savings cannot be determined until the implementing legislation is finalized and future tax rates are established.

If the amendment is approved by the voters, the Property Appraiser’s Office intends to update its tax estimator to help property owners estimate potential impacts under the two outlined Florida residency scenarios.

For illustrative purposes only, estimated savings using the 2025 countywide aggregate average non-school millage rate are shown below:

How were these estimates calculated?

The proposed amendment would replace the current homestead exemption structure.

For 2026, the current homestead exemption is $51,411, consisting of:

• $25,000 exemption applicable to all millages.
• $26,411 exemption applicable to non-school millages after CPI adjustments certified by the Florida Department of Revenue.

Therefore, the estimated increase in exempt value would be:

Year	Proposed Exemption	Current Exemption Replaced	Additional Exemption
2027	$150,000	$51,411	$98,589
2028	$250,000	$51,411	$198,589

 

Estimated Savings Based on the Countywide Average Non-School Millage Rate

Year	Additional Exemption	Estimated Savings
2027	$98,589	Approximately $1,203
2028	$198,589	Approximately $2,423

 

Assumptions

• Assumes the property receives the full exemption amount.
• Uses the 2025 countywide aggregate average non-school millage rate of 12.2011 mills.
• Actual millage rates vary throughout Pinellas County based on municipality, fire district, MSTU, and other applicable taxing districts. Therefore, savings may be higher or lower than these examples.
• Assumes no future changes in millage rates.
• Does not include future CPI adjustments to exemption amounts.
• Non-ad valorem assessments are not included.
• $26,411 exemption applicable to non-school millages after CPI adjustments certified by the Florida Department of Revenue.

Important Reminder

These examples are intended only to illustrate how the exemption may affect taxable value. Actual tax impacts will vary by property and depend on future tax rates, exemption eligibility, and implementing legislation.

Does the amendment stop at a $250,000 homestead exemption?

No.

The amendment establishes exemption amounts of up to $150,000 beginning in 2027 and up to $250,000 beginning in 2028. It also directs the Florida Legislature to establish a schedule for future increases in the exemption amount.

The amendment authorizes future increases that could ultimately exempt up to the remaining assessed value of a qualifying homestead property. The timing, structure, and implementation of any future increases would be determined by the Florida Legislature through general law.

Because future exemption increases would depend on legislative action, the exact timing and amount of increases beyond those specified in the amendment cannot be determined today.

Save Our Homes and Existing Exemptions

Would Save Our Homes change?

The amendment does not eliminate or replace Save Our Homes.

Annual assessment increases for qualifying homestead property would continue to be limited to 3% or CPI, whichever is less, as provided by law.

Would portability change?

The amendment does not change Florida’s portability provisions.

Would widow/widower, senior, veteran, and disability exemptions change?

The amendment does not change existing personal exemptions.

Non-Homestead Property

What is a non-homestead property?

A non-homestead property is any property that does not receive a homestead exemption.

Examples include rental property, commercial property, second homes, and vacant land.

What change is proposed for non-homestead property?

The amendment proposes reducing the annual assessment limitation from 10% to 5%.

A lower assessment limitation may slow future assessed value growth for qualifying non-homestead property.

Please note this assessment limitation only impacts non-school millages. School taxes would still continue to be uncapped and based on Just/Market Value.

Would the amendment reduce taxes on all non-homestead property?

Not necessarily.

A reduction in the assessment limitation affects assessed value growth, not tax rates.

Future tax bills would still depend on millage rates established by taxing authorities.

Does the assessment limitation guarantee lower taxes?

No.

Property taxes depend on both taxable value and tax rates.

Changes in millage rates may affect future tax bills.

Property Taxes and Local Government Funding

Does the amendment eliminate property taxes?

No.

Property taxes would continue to be levied by local governments, school districts, and other taxing authorities.

Would school taxes continue?

Yes.

School district taxes would continue.

Is public safety funding protected under this amendment?

No.

The amendment does not guarantee any specific funding level for law enforcement, fire protection, EMS, or other governmental services. Funding decisions would continue to be made through the annual budget processes of the applicable taxing authorities.

Could millage rates change in the future?

Yes.

Taxing authorities establish millage rates annually through the budget process. Future millage rates are determined by those taxing authorities in accordance with Florida law.

Could non-ad valorem assessments change?

Yes.

Future assessments may increase, decrease, expire, or be newly adopted depending on actions taken by the governmental entities that impose them.

Are non-ad valorem assessments affected by the homestead exemption?

No.

Homestead exemptions reduce taxable value for ad valorem taxation but do not reduce non-ad valorem assessments.

Questions We Cannot Yet Answer

Can the Property Appraiser’s Office provide definitive answers today regarding every provision of the amendment?

No.

The Property Appraiser’s Office can explain the amendment as proposed and provide information based on current law and available guidance. However, some administrative details may not be finalized unless and until the amendment is approved and any necessary implementing legislation is enacted.

Where can I find future updates?

If the amendment is approved by the voters, our office will provide updated information regarding:

• Eligibility requirements
• Exemption administration
• Legislative implementation
• Tax estimator tools
• Frequently asked questions

Information will be posted on our website as it becomes available.

Additional Information

For official information regarding the proposed constitutional amendment, please refer to information published by the Florida Legislature, Florida Department of State, Florida Department of Revenue, and other official state sources.

Direct links to CS/HJR1:

House of Representatives

Senate

The Pinellas County Property Appraiser’s Office will continue providing factual updates as information becomes available.

Effective for June 2025 – Changes to Assessment Limitations after Calamity

CS/CS/SB 180; Emergencies  This legislation was signed by the Governor on June 26, 2025, as an amendment to Section 193.155(4)(b), Florida Statutes. The change affects homesteaded properties that have been damaged or destroyed by calamity, and how they are assessed when rebuilt. The changes apply to construction that will be added to future tax rolls beginning with the 2026 tax roll.

Important takeaways:

• Applies to calamity-damaged homesteaded properties only.
• Replacement improvements are assessed using the property's assessed value from January 1 before the damage occurred, keeping the Save Our Homes (SOH) cap protections.
• The damaged homestead’s square footage for changes, additions, and improvements has been increased to 130% of the original square footage, or 2,000 square feet, whichever is greater, without losing the capped assessment benefits.
• Any rebuilt area that exceeds the square footage limitation thresholds will be assessed over the assessed value cap at just/market value

This legislation did not make any changes to non-homestead properties. Calamity square footage limits remain at 110% of the original square footage, or 1,500 square feet, whichever is greater, for non-homestead properties. Any excess square footage will be assessed over the non-homestead cap at just/market value.

Filed for 2025 – Disclosure of Ad Valorem Taxes (Tax Estimator Bill)

Issue: Over eleven years of positive value growth in the Florida real estate market has resulted in the largest Save-Our-Homes cap benefits since the start of Save-Our-Homes in 1995. This has resulted in the largest cap resets (capped Assessed Value resetting to Just/Market Value) ever experienced by buyers of Florida residential real estate when the prior owner received the benefit of homestead exemption and the Save-Our-Homes cap for many years. As a result, new buyers are facing dramatically increased property taxes in comparison to the previous owner. However, online listing platforms typically show or use the seller’s property taxes when estimating the monthly carrying cost of the property, which is very misleading. This results in many shocked and upset buyers when they were uninformed at time of sale and can jeopardize their ability to maintain ownership of the property after enduring the cap reset in the year after purchase. This is the Number One constituent complaint to Property Appraisers across the state for several years running.

Solution/Key Elements of Legislation:  Online listing platforms have become the predominant first source of information for new purchasers searching for a Florida home, making them the logical location to display a prospective purchaser’s estimated property taxes. Public-facing listing platforms can comply with the proposed legislation as follows:

1. Platforms showing any form of tax estimator or buyer payment calculator must populate their own online tax estimator tool or buyer payment calculator using the data and methodology provided by the Department of Revenue on its website. The Listing Price will be used as the Taxable Value of the property for the tax estimate. Use of this data and methodology will constitute a reasonable estimate of ad valorem taxes as of January 1 of the tax year after the property is purchased. For platforms that allow the price field to be changed in their calculator, a buyer may enter a figure lower or higher than the listing price to arrive at an estimate based on their anticipated offering or contract price.
2. For platforms not using a tax estimator or buyer payment calculator, the listing platform shall not display the seller’s taxes and will instead include a link to the property appraiser’s tax estimator for the county in which the property is located.

Brokers and sales agents producing and distributing printed listing materials may comply by not displaying the seller’s taxes. Florida Property Appraisers annually provide the Department of Revenue (DOR) the data necessary to estimate ad valorem taxes at both the tax district and parcel level. As a supportive partner of this legislation, the Property Tax Oversight division of the DOR has agreed to annually publish and update the necessary statewide data table(s) and ad valorem tax estimate formula on their publicly accessible website. They will also maintain the table of links to the respective property appraiser office tax estimators and websites.

HB 1037; Requires certain listings to include estimated ad valorem taxes; prohibits current owner's ad valorem taxes from being displayed or used for certain purposes; provides requirements for listing platforms, DOR, & property appraisers; provides protection from liability for specified parties who take certain actions; prohibits certain materials from including specified information; requires, beginning on specified date, department to annually publish formula & certain information on its website.

SB 708; Defining the terms “listing platform” and “property”; requiring that certain property listings include estimated ad valorem taxes; providing requirements for listing platforms, the Department of Revenue, and property appraisers; providing protection from liability for specified parties who take certain actions, etc.

Effective for 2025 - Amendment 5: Annual Adjustment to Homestead Exemption Value

HB7017 "Annual Adjustment to Homestead Exemption Value" Florida Amendment 5. The amendment will adjust the second homestead property tax exemption ($25,000 exemption) on the assessed value of homesteaded property between $50,000 and $75,000. This $25,000 in value will be adjusted upwards based on the Consumer Price Index (CPI), which is an inflationary index. The adjustment to the exemption can only be positive, will never go below $25,000, and does not apply to school millages. Assessed Value of the home must equal or exceed $75,000 in order to receive full amount of the second homestead exemption. For 2025, the CPI is 2.9% (rounded), the second homestead exemption amount increased to $25,722.

Effective for 2024 – Changes to T&P Disabled Veteran (or surviving spouse) Exemption Requirement

HB7063 “Tax Package” has a provision that removes the requirement that a T&P disabled veteran (or surviving spouse) must have had an exemption on another property in the same year to qualify for the prorated refund of property taxes on new property. The veteran must have qualified as having a service-connected T&P disability as of January 1 of the year the new property is acquired. The bill also clarifies the section for veterans who died while on active duty by removing the requirement that the veteran "be a resident of this state on January 1 of the year in which the veteran died." This section had previously been found to be invalid and enforceable in DOR v. Bell, 290 So.3d 1060 (Fla. 2d DCA 2020).

Effective for 2024 – Revision to the Definition of First Responder

HB7063 “Tax Package” revises the definition of “first responder” to include federal law enforcement officers and expands the exemption for surviving spouses of first responders who died in the line of duty and the ad valorem tax exemption for first responders rendered T&P disabled as the result of an injury or injuries sustained while in the line of duty to include federal law enforcement officers. Must already have a FL homestead.

Effective for 2024 - Affordable Housing Exemption

Also cited as the "Live Local Act", Bill CS/SB 102 Housing legislative changes were passed in 2023 session and effective for 2024 tax year: 

1. Land owned by a 501(c)(3) leased for 99 years minimum for the purpose of and “predominantly” used for housing for extremely low – moderate income

2. Newly constructed for profit or not for profit multifamily projects (must apply within 5 tax years after substantial completion, same definition as for adding to roll under 192.042(1))

3. County / municipal adopted by ordinance exemption. Local option exemption, only applies to taxes levied by the unit of government granting the exemption.

Click this link for a more in-depth description and the general rules. Visit The Florida Senate website to view the complete bill.

Effective for 2023 – Increase to the Widows, Widowers, Blind Persons, or Persons Totally and Permanently Disabled Exemption (Increased from $500 to $5,000)

PASSED! During the 2022 session, the Florida legislature approved an increase to this exemption (from $500 to $5,000) for the first time since 1968. This bill, which is part of the 2022 Tax Package (CS/HB 7071), was signed into law by the Governor on May 6, 2022 with an effective date of July 1, 2022. The increase in the exemption amount will become effective as of January 1, 2023, for the 2023 tax year. This will increase the typical savings related to this exemption from approximately $10 to $100 per year for these individuals.

Nov. 2022 - Amendment 1: Limitation on Assessment of Real Property Used for Residential Purposes (Property Assessments for Elevated Properties)

Did Not Pass - Received 57.3% of the 60% needed for passage - During the 2021 session, two bills were passed that set the stage for Florida voters to approve a Constitutional Amendment that would allow residential property owners to voluntarily elevate their property above Base Flood Elevation (BFE) within the Special Flood Hazard Areas (SFHA) without impacting their Assessed Value from the new construction cost. This legislation incentivizes investment of private capital to proactively elevate residential properties out of harm’s way and make our communities more resilient.

Key elements of the legislation follow:

• May elevate existing structure or rebuild up to 110% of total square footage (excluding grade level parking/storage/access areas) without a change in Assessed Value
• Must lie within a SFHA (A or V Zone) with lowest living floor below Base Flood Elevation (BFE)
• Structure cannot be condemned
• May not undergo a change of use
• Applies to both Homestead and Non-homestead Residential Properties (Up to 9 units)
• Assessed Value resets to Just/Market Value upon sale/transfer

To help explain further, our office has compiled a list of FAQs about Amendment 1 (2022) which may help voters make an informed decision.

If approved by at least 60% of Florida voters on November 8th, 2022, qualifying properties in receipt of a certificate of occupancy from 2022 forward would eligible.

Click here for an informational whitepaper on this legislation.

July 2022 – Abatement of Taxes for Residential Dwellings Rendered Uninhabitable by Catastrophic Event

This legislation, spurred by the tragic Surfside condominium collapse in 2021, allows for an abatement of property taxes for residential properties rendered uninhabitable by catastrophic events under specific conditions. This legislation was passed as part of the 2022 Tax Package (CS/HB 7071) and has an effective date of July 1, 2022. However, it applies retroactively to January 1, 2021 to accommodate the Surfside collapse situation.

May 2022 – Condo Safety Legislation

Senate Bill SB4-D was signed by the Governor on May 26, 2022 as an amendment to the Florida Condominium Act. It effects all FL Condominium & Cooperative buildings 3 stories or higher. Associations are required to:

• Conduct “milestone inspection” by FL licensed architect or engineer via visual inspection to determine substantial structural deterioration at building age of 30 years (25 yrs if within 3 miles of coastline), then every 10 years after that,
• Conduct structural integrity reserve study every 10 years to ensure appropriately funded to undertake necessary work.

After 12/31/2024, Associations cannot waive or underfund reserves. Owners cannot ‘opt-out’ of obligatory funding of reserves for: the roof; load-bearing walls/other primary structural members; floors; foundation; fireproofing and fire protection systems; plumbing; electrical; waterproofing & exterior painting; windows; any other item that exceeds $10,000.

Effective for 2021 – Low-Income Senior (65+) Long-Term Residency Exemption (St. Petersburg)

The City of St. Petersburg has adopted an additional exemption for low-income seniors aged 65 or older who have maintained permanent residence for at least 25 years. Click this link to learn more about the qualifying criteria.

Nov. 2020 – Amendment 5: Extend “Save Our Homes” Portability Period

PASSED! Amendment 5 - Extend "Save Our Homes" Portability Period: Voters statewide voted to guarantee homesteaded property owners always receive a minimum of two years to transfer (port) their "Save Our Homes" Benefit, effective Jan 1, 2021. Learn more about this important ballot initiative!

Nov. 2020 – Amendment 6: Homestead Property Tax Discount for Spouses of Deceased Combat Veterans

PASSED! Amendment 6 - Homestead Property Tax Discount for Spouses of Deceased Veterans: This proposed constitutional amendment allows the surviving spouse of a combat disabled veteran age 65 and over to continue to receive the veteran's exemption. This now rightly aligns with other surviving spouse disability exemptions for both veterans and first responders. Learn more about this recently passed legislation here!